Guidelines prepared for the Zilber Group, serving as requirements and a guide book for developers at The Brewery complex in Milwaukee

2. “ the gross national product includes air pollution
and advertising for cigarettes, and ambulances to
clear our highways of carnage.
It counts special locks for our doors, and jails
for the people who break them.
The gross national product includes the destruction
of the redwoods and the death of Lake Superior.
It grows with the production of napalm and mis-
siles with nuclear warheads....
And if the gross national product includes all this,
there is much that it does not comprehend.
It does not allow for the health of our families,
the quality of their education, or the joy of
their play.
It is indifferent to the decency of our factories
and the safety of streets alike.
It does not include the beauty of our poetry or
the strength of our marriages, the intelligence
of our public debate or the integrity of our
public officials....
The gross national product measures neither our
wit nor our courage, neither our wisdom nor our
learning, neither our compassion nor our devotion
to country.
It measures everything, in short, except that
which makes life worthwhile; and it can tell us
everything about America-except whether we
are proud to be Americans.
”
~ Robert F. Kennedy ~
Used in Sustainable Seattle report of indicators, 1998

3. table of contents
introduction design process
Joseph Zilber's Forward . . . . . . . . . . . . . . . . . . . . . . .1 Goal Setting, Cost Benefit Analysis . . . . . . . . . . . .37
Team Development . . . . . . . . . . . . . . . . . . . . . . . . .38
overview Well-Integrated Design . . . . . . . . . . . . . . . . . . . . . .39
Executive Summary . . . . . . . . . . . . . . . . . . . . . . . . . .5 Resource Management . . . . . . . . . . . . . . . . . . . . . . .43
What Makes a Site and Building Sustainable . . . . . .7
Why Sustainability Is Important . . . . . . . . . . . . . . .10 technical guidelines
Measurable Costs and Benefits . . . . . . . . . . . .10 Required Guidelines . . . . . . . . . . . . . . . . . . . . . . .47
Economic Development . . . . . . . . . . . . . . . . .16 Performance Management
Human Aspects . . . . . . . . . . . . . . . . . . . . . . . .19 Guideline Management . . . . . . . . . . . . . . . . . .50
Site Design and Planning . . . . . . . . . . . . . . . . .21 Planning for Conservation . . . . . . . . . . . . . . . .52
Water Management . . . . . . . . . . . . . . . . . . . . . .22 Design and Construction Commissioning . . .53
Energy . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .23 Operations Commissioning . . . . . . . . . . . . . . .57
Materials + Resources . . . . . . . . . . . . . . . . . . .24 Lowest Life Cycle Cost . . . . . . . . . . . . . . . . . .58
Indoor Environmental Quality . . . . . . . . . . . .25
Footnotes . . . . . . . . . . . . . . . . . . . . . . . . . . . . .26 Site Design and Planning
Understanding the Site . . . . . . . . . . . . . . . . . . .62
implementing sustainability at The Brewery Compact Development/Diversity of Uses . . .63
LEED-ND Building/Site Relationships + Building Usage 65
Defined . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .28 Heat Island Reduction . . . . . . . . . . . . . . . . . . .69
Translating existing sustainable strategies success- Sustainable Landscape Practices . . . . . . . . . . .72
fully to your project . . . . . . . . . . . . . . . . . . . . .30 Alternative Transportation and Community
Social Sustainability: enhancing social systems by Proximity . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .74
integrating with the environmental & economic
systems in a new development . . . . . . . . . . . . .30 Water Management
Guidelines Goals Sustainable Alternatives for Roof Stormwater 79
Required Guidelines Overview . . . . . . . . . . . .34 Managing Site Stormwater . . . . . . . . . . . . . . . .84
Building Water Efficiency . . . . . . . . . . . . . . . . .87
© 2007 Brewery Project LLC

4. Energy
Energy Efficiency in Buildings . . . . . . . . . . . .91 metrics and funding
Potential Performance Indicators . . . . . . . . . . . . .153
Materials + Resources Project Lifecycle Costs . . . . . . . . . . . . . . . . . .154
Building and Material Reuse . . . . . . . . . . . . . .105 Building Value Impacts . . . . . . . . . . . . . . . . .155
Infrastructure Material Use . . . . . . . . . . . . . .106 Marketability . . . . . . . . . . . . . . . . . . . . . . . . . .156
Building Material Use . . . . . . . . . . . . . . . . . . .108 Human Impacts and Related Cost . . . . . . . . .157
Comprehensive Waste Management . . . . . . .110 Environmental Impacts . . . . . . . . . . . . . . . . .158
Community Impacts and Related Cost . . . . .160
Indoor Environmental Quality
Indoor Environmental Quality . . . . . . . . . . .113 Potential Funding Sources . . . . . . . . . . . . . . . . . . .162
Local . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .162
Human Aspects Federal . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .164
Health and Well-Being . . . . . . . . . . . . . . . . . .126 Private Foundations . . . . . . . . . . . . . . . . . . . .165
Productivity . . . . . . . . . . . . . . . . . . . . . . . . . . .129
Absenteeism/Turnover . . . . . . . . . . . . . . . . .130 wrap up
Biophilia/Ecopsychology . . . . . . . . . . . . . . . .132 Acknowledgements . . . . . . . . . . . . . . . . . . . . . . . .167
Resources . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .168
Construction Administration Contacts . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .172
Construction Waste Management . . . . . . . . .136
Operations and Maintenance
Site and Landscape Elements . . . . . . . . . . . .139
Building Systems . . . . . . . . . . . . . . . . . . . . . . .141
Custodial Operations . . . . . . . . . . . . . . . . . . .144
to LEED® or not to LEED®
Pros and Cons of LEED Certification . . . . . . . . .150
Other Green Building Rating Systems . . . . . . . . .150

5. introduction
J oe Zilber was born and raised in Milwaukee and graduated first
in his class at Marquette Law School. He started his career by
"It is my intention that this project will be my legacy to building homes for GI’s returning from World War II. Since then
the city of Milwaukee." he has become a national leader and innovator in the real estate
- Joseph J. Zilber - industry. Mr. Zilber is a man committed to excellence, customer
Developer and Philanthropist satisfaction, quality and value. His commitment to the development
Founder and Chairman of the Board of Zilber Ltd. of The Brewery is unprecedented. The project combines historic
Milwaukee, Wisconsin
preservation with the emerging science of sustainability to develop an
entirely new, yet historic, mixed use neighborhood. These
fundamental principals are blended together to create a model for
work/live/play/learn communities that can be applied throughout
the United States.
1

6. The Legacy of the Pabst The once proud giant of the brewing industry unprecedented scope. The Brewery team is
The Pabst Brewery began in 1844 when Jacob began to fade away. Its historic buildings were working closely with the city to save the
Best opened a small brewery just off Juneau left to stand alone on one of the highest points in maximum number of historic buildings and
Avenue in a German neighborhood of a young Milwaukee, in the northwest corner of combine them with a sustainable program that
and bustling city called Milwaukee. downtown, waiting for something to happen. utilizes the latest technologies available.
Some two decades later, Captain Frederick All that began to change in August of 2006 In the spring of 2006, discussions began between
Pabst, a Lake Michigan schooner captain, fell in when Joseph Zilber, a philanthropist and The Brewery design and development team, the
love with Mr. Best’s daughter, married her and successful real estate developer nationwide, City of Milwaukee and outside consultants to
became part of the brewery, eventually changing purchased the complex. Putting together a team develop a sustainable approach that would break
the name of the beer it brewed from Best to comprised of senior managers from his new ground in Milwaukee.
Pabst. The blue ribbon won by his namesake organization, knowledgeable support staff and
beer in 1893 at an international contest would experts in historic renovation, remediation and This sustainable approach includes criteria that
be the icing on the cake and the name of the beer sustainability, Mr. Zilber and his team began involves mixed occupancy uses in a designed
was changed to Pabst Blue Ribbon. the work of transforming the Pabst into one of neighborhood, reuse and preservation of historic
Milwaukee’s newest and potentially greatest buildings, updating the site infrastructure with
Under the management of Captain Pabst and neighborhoods. energy efficient lighting, the use of recycled
his successors, the brewery grew and prospered. materials, the reduction of automobile
Moving into more and more of its former The Sustainable Plan Emerges dependence, heat island reduction, and light
neighborhood, it would eventually expand to over To assure the success of the project, Mr. Zilber pollution reduction to name a few.
six city blocks and 20 plus acres. In the 1950’s committed both monetary and professional
the brewery was one of the most productive in resources which were presented to city officials as Perhaps the most notable element in the
the world. In the late 20th century the Pabst part of a request to form a private/public sustainability plan is a storm water management
family would sell the brewery to another entity partnership. This partnership would provide the design which will separate the surface water and
which would ultimately close the brewery in finances necessary to offset the brewery’s cost aggressively capture, contain and treat storm
November of 1996. difficulties to redevelopment and lead to the water within virtually all of the site. The design
implementation of a plan to prepare the site and incorporates bio swales that take advantage of
structures for redevelopment opportunities on an northwest to southwest water flow and porous
2

7. pavement areas with underground detention The guidelines contained within this booklet are
capabilities. designed to give building purchasers, the City of
Milwaukee, and all participants the rationale to
Today in addition to our own project-wide join Mr. Zilber in creating The Brewery project
sustainability guidelines, we chose to enhance and as a living legacy that will grow and adapt to
measure our sustainability commitment through changes over time, while preserving the historic
inclusion with the USGBC for entrance into beauty of the original Pabst complex. All of us
their Leadership in Energy and Environmental who are involved in this project are honored that
Design (LEED) Neighborhood Development you have chosen to become a part of history.
(ND) Pilot. In May 2007, the USGBC Your project can help “The Brewery” return as
announced that the Brewery had been accepted a thriving, historic and sustainable neighborhood.
into the pilot project. Thank you for the critical role you will play in
achieving that goal. We look forward to
The Past, the Present and the Future working with you, as together we implement the
For over 150 years, the Pabst Brewing Company guidelines that will make this dream a reality.
provided a good living (and great beer) to
thousands upon thousands of Milwaukee - The Brewery Project, LLC.-
residents. Generation after generation took pride
in the fact that they were brewing the beer that
won the coveted Blue Ribbon. But time and
poor management took its toll on this once great
brewery. Today the latest technology is being
applied to preserve the best of its past and to
assure that its future is sustainable. Joe Zilber’s
vision to build a new neighborhood that will
embody the great traditions of the past with the
unlimited potential of the future is now becoming
a reality.
3

8. overview
L egacy. Joseph Zilber's legacy and a tribute to a city
rich with history, tradition, innovation and creativity. The
Brewery Project can be a change-making role model to the
city of Milwaukee, the region, the state, the nation and the
globe. It sounds heady, but it's very real.
4

9. learning environments, entertainment Guidelines, efforts were made to bring to
executive summary venues and workspaces, the end result is the forefront not only the quantifiable,
Imagine being part of a a dedication of 35% of the total US direct benefits such as energy savings and
live+work+play+learn neighborhood energy supply and 60% of annual productivity increases, but also to touch
where businesses and residents are electricity to operating these buildings. upon the less tangible and not as easily
waiting to experience an ethos of true measured: the social fabric, the
sustainability - boasting healthier indoor Sustainable buildings are morphing and connectivity with nature and the resultant
environmental quality, higher employee changing as we better understand high contributions to economic development
productivity and retention rates, performance technologies, the impact on and the benefits to the city of Milwaukee.
renewable energy, connectivity with human performance and health, and the
nature, and socioeconomic balance. critical need for the facilities to better To demonstrate at the outset Zilber
connect with nature. There is a strong leadership's commitment to sustainability,
Imagine being part of leading the city of undertow pulling us beyond LEED The Brewery Project became registered
Milwaukee, the region, and the state of Platinum to The Living Building, to by the US Green Building Council as a
Wisconsin in economic development Regenerative Design…and beyond. As LEED-ND pilot project. The Zilber
through a sustainable agenda that attracts The Brewery Project swells with team is committed to seeing through to
and retains both young talent and baby incoming developers and owners, the completion a primary focus of
boomers searching for healthy, new embracing sustainability from varied sustainability. The Guidelines are a tool
urbanism/live+work+play+learn perspectives, the Guidelines will benefit for keeping green at the forefront of the
lifestyles and environments. from the resultant feedback and Brewery Project development and
experiences. The Guidelines will adapt to fulfilling the sustainable vision and
Sustainability is "meeting the needs of reflect the knowledge and experiences of mission that is the basis for the Project.
the present without compromising the those residing in The Brewery.
ability of future generations to meet How a project team first starts thinking
theirs." While sustainable practices There are measurable, quantifiable about a project and site within The
certainly extend vastly beyond the benefits to building sustainably. And Brewery affects the entire design and
boundaries of sites and buildings, much some staggeringly amazing intangible construction process. There are
of The Brewery Project Sustainability benefits that while not as quantifiable, strategies to be put in place that will
Guidelines are dedicated to buildings, can have profoundly positive impacts on ensure a triple bottom line success.
economic development and resultant economic development/sustainomics; Integrated design - bringing stakeholders,
effects on the socioeconomics. people - how they work, live, play and design team, contractors together to
Americans spend 90% of their time learn; the planet; and prosperity. The examine goals, trade-offs and cost-
indoors. As we construct icons, shelters, triple bottom line. Throughout the effective approaches - is imperative to
5

10. realizing the most cost-effective opinion of the authors and owners of power brought in at the early stages is
sustainable outcomes. these Guidelines that LEED certification paid many times over in a resultant cost-
is REQUIRED for a site and/or building effective, efficient process.
There are specific Sustainable Guidelines to be sustainable. There are benefits and
that are required of developers and limitations related to LEED. The Guidelines have been developed as a
owners who decide to become part of first step, providing other tools and
The Brewery Project community. Other It is the hope of the Zilber team that resources to choose from. The
technologies are encouraged and The Brewery Project community will document is one piece of building a
described, but not mandated. These provide feedback relative to the Project's successful, sustainable community that
guidelines are detailed from a macro individual performance indicators: what can be a model for the globe.
perspective and offer knowledge and are the outcomes that are successful?
resources that will make it equally useable What has been a challenge? The purpose Imagine.
and beneficial for the design team. The of the Guidelines is to provide just that -
guidelines are specific to The Brewery guidelines. As such, this document will
Project, incorporate LEED measurement evolve as sustainable design advances.
tools, and keep in mind the future of What are considered leading edge design
green development through recognition approaches and systems today will
and respect for Living Buildings and someday be dated. As owners and
regenerative design. Categories within developers, we can use these guidelines to
the Guidelines are: performance look forward to beyond LEED Platinum
management, site design + planning, - to The Living Building. But we also will
water management, energy, materials + use the tools that are in place today.
resources, indoor environmental quality,
human aspects, construction While construction administration and
administration and operations and operations and maintenance are
maintenance. addressed toward the end of the
Guidelines, one of the very wisest
The Zilber leadership and sustainability approaches to a sustainable development
team respect the US Green Building the owner/developer team can take is to
Council and recognize the benefits of address construction administration and
LEED certification. However, other operations and maintenance at the very
measurement tools exist that are initial stages of a project. The relatively
mentioned. In addition, it is not the minimal investment made in the brain
6

11. what makes a site and building Dynamic Architecture1 exemplifies how A building assessment tool which
the whole sustainable field is rapidly complements this values-based process is
sustainable evolving. Forty-eight wind turbines fitted The Living Building Challenge developed
USGBC statistics demonstrate that in the between rotating floors, as well as the by Jason McLennon and the Cascadia
US, buildings account for 65% of solar panels positioned on the roof of Region Green Building Council. The
electricity consumption, 36% of total the building, will produce $7 million of Living Building Challenge ("It's time to
energy use, 30% of greenhouse gas energy annually from wind and the move beyond the Platinum Level of
emissions, 30% of raw materials use, sunlight. The energy generated will Building")
30% of waste output (36 million tons power itself as well as other skyscrapers, http://www.cascadiagbc.org/lbc/Lb-
annually) and 12% of potable water with no risk of pollution. What will be challenge-v1-2 represents high, values-
consumption, as well as the exploitation considered sustainable as it relates to based goals such as net-zero energy and
of substantial amounts of land. As building and site two years from now? net-zero water. The zero building - zero-
referenced in the chart on page 8, Levin’s Ten years from now? As stated in the energy, zero-waste and zero-carbon is
studies reveal slightly different statistics. introduction, the Guidelines need to flex beginning to emerge. Developers and
And there are others. Despite the and change in order to stay current since owners can, through a values-based
variance in exact percentage, sustainable The Brewery Project will have a longer process, engage design and construction
approaches to site and building duration than the shelf life of current teams to create legacies to their own
development can have a significantly sustainable measurement tools. values. For the more sustainably
positive impact on creating a healthier aggressive developer, The Living Building
planet that continues to provide us fresh To begin the assessment of what would Challenge is an inspirational tool
resources with which to work, live, play render the Brewery Project sustainable, designed to create living, zero-waste
and learn. the Zilber Team and P3Xcel hosted and buildings - moving us closer to a
facilitated an Eco Charette. An Eco- regenerative model of design and
"Development is sustainable when it Charette is a one day session in which key construction. Imagine buildings that
meets the needs of the present without leadership, the design and construction sustain themselves while actually healing
compromising the ability of future team, pertinent stakeholders and potential the environment.
generations to meet theirs." partners participate in a macro-level,
~ United Nations World Commission on visionary, values-based, integrated Sustainability relates to both building and
Environment and Development, 1987 ~ decision-making process. The outcome is site. To better realize a design's
a tailored approach that best meets the sustainability potential, Ecological Design
Sustainability is morphing, changing and long-term, holistic needs of the integrates "buildings, land and
advancing to regenerative design. A organization. (The Brewery Eco- community within the context of
green tower in Dubai designed by Charette is further described on page 29.) ecological science." As defined by Sym
7

12. Van der Ryn, president of Van der Ryn What makes a building and site sustainable? A common thread running through
Architects2 and a renowned leader in sustainable approaches and definitions from very diverse resources is a three-pronged
sustainable architecture, Ecological balance and interdependence between people, planet and prosperity. Buildings and
Design is "any form of design that sites that function to enhance that balance contribute to the "triple bottom line" or
minimize(s) environmentally destructive natural capitalism are sustainable. At The Brewery Project, LLC, sustainable (also
impacts by integrating itself with living referred to as "green" or "high performance") buildings provide a productive indoor
processes." Ecological Design reflects environment (people5); significantly reduce greenhouse gas emissions (planet); and are
the natural systems of a particular place. efficient in their use of energy, water and other natural resources (prosperity).
But Ecological Design only slows the rate Sustainable sites foster a sense of community and neighborhood (people); reduce
of destruction. Real estate developers stormwater quantity and improve stormwater quality, and renewable energies to power
and leaders in design can help "initiate site lighting (planet); and utilize natural filtration systems that minimize piping
regenerative processes to replace the requirements (prosperity). Reaching these goals requires an integrated design process.
degeneration resulting from past
practices." The primary ideals behind The construction and operation of buildings consume the majority of the world's
regenerative design are: a radical change natural resources and energy. Buildings use resources such as energy and raw
for the better; creation of a new spirit; materials, generate waste and potentially harmful emissions. As the economy and
and returning energy to the source. population continue to expand, developers, designers and builders face the challenge
Similar in theory to ecopsychology, "We to meet demands for new and renovated facilities that are cost-effective, efficient,
will not sustain the will needed to make secure, healthy, and productive while minimizing their impact on the environment.
and maintain these changes, day after day,
without evoking the spirit of caring that
comes from a deep connection to
place."3
"In an intelligent and purposeful world,
the Regenerative Designer asks not just
how do we harvest wood sustainably, but
how do we live with the forest in a way
that enables the forest to evolve?
Regenerative Design is thus reframing the
purpose of our role as designers and
even what it means to be human."4
Source: Levin, H. (1997) Systematic Evaluation and Assessment of Building Environmental Performance
(SEABEP), paper for presentation to "Buildings and Environment", Paris, 9-12 June, 1997
8

13. Low Impact Development (LID) is an costs with energy and water efficient for green features, especially those that
approach to land development that systems…..In addition, construction promise substantial savings on utility and
addresses how water enters a site, is practices such as recycling and preventing maintenance costs.
stored on-site, and leaves a site. Land job site waste further reduce project
development that incorporates LID costs. Though green building doesn't Ecological Benefit: Low impact
practices minimizes impervious surface, mean higher costs or complicated development, such as carefully siting
protects and enhances native vegetation permitting, green building does require buildings, minimizing impervious
and soils, and manages stormwater at its smart decisions during design, permitting surfaces, and infiltrating runoff, helps to
source. and construction that sometimes involve preserve wildlife habitat, decrease
upfront investments that pay future stormwater runoff, and prevent erosion
A useful LID reference tool is King dividends. that can destroy aquatic systems. Using
County, Washington's stormwater code less water, energy and natural resources,
and the 2005 Surface Water Design Health & Safety: Americans spend the and avoiding toxic chemicals prevents
Manual. These documents provide a majority of their time indoors. Studies pollution, reduces waste and decreases
number of tools that make it easier to done by the U.S. Environmental the strain that we place on the
use a LID approach and can be found in Protection Agency have shown that environment.”
Appendix C of the 2005 Surface Water indoor pollutant levels may be two to five
Design Manual ("flow control BMPs"). times higher than outdoor levels. Green
Appendix C of the manual is available buildings typically offer healthier and
online at more appealing living and work
http://dnr.metrokc.gov/wlr/dss/DMUp environments for residents or tenants.
dates/Appndx_C.pdf Strategies to improve indoor
King County's Department of environmental quality include choosing
Development and Environmental low or non-toxic building materials,
Services have found that developers and maximizing natural ventilation and
builders can realize a multitude of daylighting, and enhancing productivity
benefits from sustainable buildings and and comfort for building occupants.
site, including:
Added Value: Green builders and
“Cost Savings: Developers are realizing developers are finding a marketing edge
reduced infrastructure costs associated as consumer demand for energy
with low impact design strategies efficiency and durable products
(and)…find significantly lower operating increases…buyers are willing to pay more
9

14. human mind - is rapidly gaining attention. "If you believe that providing a better
why sustainability is important These benefits we innately knew, but we environment, with cleaner air, natural
Without taking into consideration the needed to measure and name these light, views, results in happier, more
practices to fully become aware of their productive, less-likely-to-leave people, it
triple bottom line - in essence, including
benefits to working, living, playing and makes a very strong argument for
the "planet" with "people" and increased rents. If by providing better
"prosperity" or "profit" - we will have no learning.
quality space, you can reduce turnover,
resources with which to conduct absenteeism and increase productivity, the
business. A natural capitalist approach Both concepts positively contribute to numbers become compelling."
actually benefits the bottom line more every aspect of the - Daniel Jenkins, Principal
than a traditional approach. There are live+work+play+learn environment The John Buck Company, Chicago, IL
tangible benefits realized: reduced Zilber is creating at The Brewery Project.
The performance indicators of real
operating costs, higher productivity,
outcomes will be calculated in applying
greater sales volume and higher lease measurable costs and benefits these guidelines. Indicators are listed
rates. Less tangible and more difficult to The Brewery Project Sustainability below and include examples of those
quantitatively measure, but equally Guidelines feature measurable costs and found in the technical sections:
significant, if not more so, include benefits directly applicable to The
stronger brand awareness, market
Brewery in the technical sections. In Project Lifecycle Costs
differentiation, contribution to recruiting
addition to researching performance indi- Project capital costs
and retaining top talent, goodwill, and
market opportunities. cators incorporated most frequently in Operation and maintenance costs
other guidelines and assessment docu-
From the people perspective, benefits ments, several have been added that may When incorporating sustainable design
ranging from those related to medical be of further interest to the developer elements and an integrated approach,
health are tangible and proven. making an investment in The Brewery building operating costs decrease between
Mounting evidence exists as well for Project and its sustainable environment. 8% and 9%, and the average return on
substantially increased academic investment (ROI) improves by 6.6%.
performance as a result of cleaner indoor "Creating great places for people to live (Green Building SmartMarket Report,
air, increased daylighting and greater and work - that's what sells. Tenants are McGraw Hill Construction, 2006)
more savvy; they know sustainable
connection with the natural environment.
workplaces reduce absenteeism, increase Examples specific to The Brewery
Retail sales increase in daylit spaces. And productivity - employees are happier
ecopscyhology - a connection of Project:
here."
psychology and ecology for the purpose - Dennis Wilde - Using strategies for building water
of healing both the planet and the Senior Project Manager, Gerding/Edlen savings can provide a cost savings of
(The Brewery Blocks, Portland, OR) 10

15. 20-30% on water utility bills. The employees, shareholders and the design approach, energy modeling and
current water usage cost in community. We have lowered costs, value analysis.
Milwaukee is $9.75/1,000 gallons of increased efficiency and productivity, as
water used. PROJECT LIFECYCLE well as created healthier environments in Examples specific to The Brewery
COSTS (OPERATION AND which people live and work." Project
MAINTENANCE COSTS) - James E. Rohr Sustainable buildings mean reduced
For existing buildings that require Chairman and CEO insurance rates for building owners.
partial or full replacement of the The PNC Financial Services Group For instance, Fireman's Fund has
roof drain systems, cost savings for received approval to offer a 5%
siphonic systems could range from According to "Building the Business Case insurance discount for LEED
10 to 50% over gravity, depending on for Green," a high performance/ certified commercial buildings.
the extent of the work. PROJECT sustainable building approach contributes BUILDING VALUE IMPACTS
CONSTRUCTION COST to achieving more predictable results, (INSURANCE RATES)
reduces project uncertainty and risk (to
Building Value Impacts such a degree that lending institutions Marketability
Property Values and insurers are offering lower rates to Public Relations
Lending Rates sustainable buildings), and an enhanced Lease Rates
Insurance Rates final product (documented increase in Tenant Value
value). In July 2005, Wells Fargo Retail Sales
On average, building value increases by announced that it would commit to
7.5% (SmartMarket Report) and property investing over $1 billion over five years in 67% of CEOs consider green building as
values also increase. La Paz Office Plaza, environmentally friendly businesses. a market differentiator.6 And in a survey
Orange County, California, realized an of American Fortune 100 companies,
$0.80 psf increase in actual value ($1.5 In fact, an owner survey conducted by 54% with a corporate sustainability
million total) increase as a result of McGraw Hill Construction in 2006 found strategy did so with the primary objective
energy efficiency and lower priced power that 21% of owners reported a "large to improve brand, and 50% to
purchase. dedication to green building," with
differentiate products.7
higher building value as the primary
"Communities benefit when corporations business motivator. Fifteen percent
"Properties that take advantage of
commit to economic, social and surveyed felt green building decreases
brownfield and other infill
environmental responsibility. Our operating costs by more than 20%.
redevelopment, while offering proximity
successful construction of green facilities Furthermore, drastically improved
to mass transit, walking, biking and
has produced benefits for our customers, outcomes result from an integrated
shopping/daycare services, have an
11

16. automatic advantage in the race to attract Sustainable space creates value for by 3.5%) and rent (increased by 3%)
top talent." 8 tenants in providing a lower long-term ratios. BUILDING VALUE
cost of occupancy, enhanced indoor air IMPACTS (PROPERTY VALUE) &
And people realize the benefits. The quality and space that is (in line) with MARKETABILITY (LEASE
occupancy ratio of a green building their own corporate and/or personal RATES AND TENANT
increases by 3.5% and the rent ratio on sustainability initiatives. In addition, high VELOCITY)
average rises by approximately 3%.9 performance office and commercial space
having more comfortable employees. Human Impacts and Related Cost
"The quality of good press we've gotten Health and Well-being
out of this has been staggering…couldn't The average employee relocation within a Productivity
have bought that kind of press." building (churn rate) is 25%. Flexible,
Absenteeism
- Dennis Wilde, Gerding/Edlen sustainable features cut churn costs by
Employee turnover
90%. "Features designed to cut energy and
water bills help attract tenants to the property Health care costs
The Solaire, a high performance, multi-
unit residential development in Battery and increase the likelihood of continued While a reduction in energy and other
Park, New York, has earned the Albanese occupancy."10 operational costs as a result of high
real estate development company performance design are obviously of
widespread accolades, including the 2003 Several case studies purport that value and improve the bottom line, the
Environmental Business Leadership sustainable environments, especially in greatest overhead cost of business is its
Award; the Environmental Design & relation to daylighting, contribute to more human capital. Daniel Jenkins, Buck
Construction Magazine Excellence in robust retail sales. According to a study Company advises, "Focus on the cost of
Design Award 2004; and the Green commissioned by PG&E, skylighting in the PEOPLE."
Roofs for Healthy Cities Award 2004. retail stores launched the sales index up
40%. And the indoor environments people are
The project has been promoted as a exposed to can have a profoundly
global model, green multifamily by DOE Examples specific to The Brewery negative impact on their health, well-
at 2002 Sustainable Building Conference Project being and productivity. "EPA studies
and was voted one of the Top Ten Green A well integrated and sustainable indicate that indoor levels of pollutants
Projects in 2004. Tangible outcomes to site/building design provides for a may be two to five times higher-and
this public relations? The Solaire building with increased property occasionally more than 100 times higher-
commands the highest rents in Battery value (7.5% higher), an ROI that can than outdoor levels. These levels of
Park (3% higher) and opened its doors be expected to increase by 6.6%, as pollution are particularly notable since
with a waitlist. well as higher occupancy (increased people tend to spend about 90% of their
lives indoors."11 12

17. High performance environments boost health linked to time spent in a building Environmental Impacts
employee productivity through improved (www.nsc.org). Chemical and biological Primary energy
daylighting; fresh, clean air; personal contaminants, poor ventilation and Climate Change potential
environment controls; and connectivity infiltration of outdoor pollutants can be
Waste production
with the natural environment. According contributing factors.
to a study by William Browning, et al, Primary energy is that contained in raw
"Using green building strategies can result The US EPA estimates that improving fuels and other forms used as input to a
in increases in occupant performance buildings and indoor environments could system. Sources include fossil fuels;
measures by 6 to 26 percent." reduce healthcare costs and increase biomass; biofuels and vegetable oil;
worker productivity by $30 billion to hydorelectric; nuclear; wind and solar
And relative to attract and retain, sixty- $150 billion annually. Annual healthcare power; and geothermal. Sustainable
seven percent of CEOs perceive green as savings plus productivity gains in the U.S. energy sources are those that do not
fostering innovation and "forty-four are: deplete sources that are limited or non-
percent of corporate America believes $6 billion to $19 billion from reduced renewable. Hydroelectric, wind and solar,
sustainability initiatives help attract and lung disease and geothermal rely only on renewable
retain more talented and satisfied $1 billion to $4 billion from reduced resources that the earth naturally provides
employees."12 As documented in allergies and asthma us. While to varying degrees, others will
"Building the Business Case for Green" $10 billion to $20 billion from be eventually depleted. While nuclear
"…rich opportunities ahead for owners and reduced sick building syndrome energy is a result of technology and not
occupants alike to better understand and take symptoms resources, there is controversy over its
advantage of various green building features to (www.lungusa.org, American Lung sustainability for social and political
enhance worker well-being and performance. 'No Association) reasons.
wonder businesses are beginning to use high
performance buildings as a potent tool for Examples specific to The Brewery Climate change (temperature,
recruiting and retaining the best employees.’ "13 Project precipitation or wind - preferred to over
Occupational lung disease is the global warming as there are other issues
Clean and healthy indoor environments number one cause of work related in addition to rising temperatures) is a
not only help attract and retain the best illness in the U.S. and approximately significant change in measures of
and brightest - these spaces contribute to 15% of asthma cases in the U.S. are a climates for decades or longer. Currently,
good health and lessen an organization’s result of occupational exposures. the Earth’s temperature is getting
or individual’s healthcare costs. Sick (American Lung Association) warmer, most likely as a result of human
building syndrome occurs when HUMAN IMPACT (HEALTH & impact (National Resource Council 2001).
occupants of a building experience poor WELL-BEING) It is possible, however, that some part of
13

18. the warming is a result of natural If 25 percent of the buildings The Brewery Project and its sustainable
variability (NRC 2001). Precipitation, demolished each year were approach lays the foundation for
snow/ice cover and sea levels are also deconstructed, approximately 20 million innovative, high performance
significantly changing. Humans have tons of debris could be diverted from infrastructure and land planning, and
added substantially to the amount of landfills (National Association of Home incoming partners/developers can
greenhouse gases (primarily carbon Builders). By construction waste and capitalize on that initiative to perpetuate
dioxide and methane) in the atmosphere demolition recycling efficient, effective systems that benefit
by burning fossil fuels; agricultural and (http://www.ilsr.org/recycling/buildingde the community and realize project
industrial activities; production of coal, bris.pdf), considerable cost savings are development and operations cost savings.
natural gas and oil; and the emission of realized, even with added labor
flourinated gases (synthetic). This management costs for onsite separation. Incorporating bold, aggressive, high
enhancement of the greenhouse gas Wastecap Wisconsin performance best management practices
effect contributes to the climate change. (www.wastecapwi.org) identifies the has provided the city of Milwaukee a new
savings realized from many local way of thinking about city streets and
According to the Clean Air Council, 56 construction and demolition projects. stormwater management; and will offer
tons of trash per year are generated by Savings range from $10,000 in avoided local developers a successful model to
the average person and only one tenth of disposal costs to $103,651 in project emulate in sustainable technologies.
that gets recycled. U.S. businesses use 21 costs (75.35% recycling rate). Creating and CONTRIBUTING green
million tons of paper each year and as of space through pocket parks, bioswales,
1992, 14 billion pounds of trash were Examples specific to The Brewery landscape islands reduces runoff volume
dumped into oceans around the world Project and provides filtration of sediment from
ANNUALLY. Americans dispose of 80% of building demolition debris streets. The bioswales slow runoff and
20,000 cars and 4,000 trucks and buses will be recycled or reused, diverting it improve water quality through infiltration
IN ONE DAY. And relative to from traditional landfill sites. media which soak up pollutants. The size
construction waste, 170,000 commercial ENVIRONMENTAL IMPACT and scope of The Brewery bioswales is
buildings are demolished (EPA). This what makes them stand apart from other
wasteful process contributes to the 136 Community Impacts and Related Cost city of Milwaukee developments. The
million tons of construction and Community infrastructure demand outcome is that the rate of stormwater
demolished waste annually sent to and associated costs runoff is reduced by 25% and a
landfills. Not only is the Earth incapable Community assets contributed by significant improvement of water quality.
of continuing to absorb this level of project To the city of Milwaukee and witnessed
waste, it is unprofitable and costly. Economic impacts by its jewel Lake Michigan, this is
Social impacts monumental. The reduction in rate of
14

19. flow helps relieve pressure from an funding section of these Guidelines, offer construction and post-development to
already stressed combined sewer overflow information on funding programs for evaluate the success of the sustainable
(CSO) system. wind and photovoltaic power. strategies in place. The Milwaukee
Metropolitan Sewerage District (MMSD)
The Brewery Project offers the (For detailed information, reference the is evaluating water quality for the same
opportunity to showcase renewable "Feasibility Report for The Brewery" purpose.
energy sources and its commitment to a prepared by P3Xcel for The Brewery
sustainable future. Microturbines are an Project.) The city of Milwaukee benefits from The
appropriate use for some areas of the Brewery Project on many levels. In
neighborhood. The fact that The To continue The Brewery Project's terms of direct assets, the Project's
Brewery Project site is the highest point efforts to limit the community's sustainable nature - and resultant
of the City, as well as its proximity to infrastructure demand and associated efficiencies and beauty - contributes to an
Lake Michigan, offers incredible costs, project partners establishing their increased tax base; decreased tax levy
opportunity to capture wind power. live+work+play+learn facilities on the rate; increased employment opportunities;
Microturbines are compact, can be placed site can implement specific strategies: a mixed use property that includes
on rooftops, require a low initial cost, and Disconnect roof drains (the site affordable housing; partnerships with
provide very quick payback. provides the facilities with which to Milwaukee-based live, work, play or learn
connect outfall: bioswales, pocket organizations that result in heightened
Photovoltaics are also an applicable parks and granular storage areas offerings and awareness; attracting
energy source for The Brewery Project. along 9th and 10th Streets and emerging industries new to the city of
An appropriately designed photovoltaic Juneau Avenue.) Milwaukee, and offering the development
system could adequately supply renewable Incorporate green roof technologies community an innovative, sustainable
energy needs. A modular system of PV Rainwater harvesting model heightened by the success of a
panels installed on rooftops is suitable for Landscaping that minimizes use of public/private partnership.
placement on any of The Brewery potable water
Project buildings. Considerations would Highly reflective roofing and The economic impacts to the immediate
need to be made regarding reflectivity hardscape materials neighborhood, the city of Milwaukee, the
and shading, as PV systems would have a Renewable energies region and the state of Wisconsin are far
significantly decreased output if installed reaching. The immediate neighborhood
in the shade zone of another building. The city of Milwaukee is currently will be positively impacted as a result of
monitoring stormwater flow from the job opportunities (waste outsourcing,
Focus on Energy, Wisconsin and the Brewery Project site to develop baseline connectivity of neighborhood residents'
DSIRE database, as also detailed in the data. Monitoring will continue during talents and services, new business) and
15

20. the city of Milwaukee may realize an registered pilot project in Wisconsin
influx of emerging industries that had (Congress for New Urbanism,
not before been attracted to the city. www.cnu.org) The Brewery offers the
These businesses then grow, flourish and city an opportunity to set precedence in
bring talent and brainpower (and keep it sustainable design and philosophy; lead
here) which benefits the region and the the region in environmental solutions;
State. model new urbanism, propel the city to a
new level of recognition in innovative
Social impacts are quite powerful and
thinking and help create an environment
further described in the Human Aspects
that fosters integration of cultures, ideas
sections of these guidelines. The
Brewery Project provides a stable anchor and knowledge.
at the immediate fringe of the central An index of seven categories of variables
city; can help recreate a vibrant, thriving, deemed important to young professionals
diverse and multicultural neighborhood; searching for a place to live and work was
and can provide a centerpoint for created by Next Generation Consulting, a
neighboring higher education, healthcare, national authority on young professionals.
library, museum and federal courthouse Interestingly, there is a parallel in theme
facilities and the diverse people that between these variables and sustainable,
utilize those resources. new urbanism environments. On a scale
of 1 through 10, the following table
economic development indicates how the city of Milwaukee
The Brewery Project, as it is postured in scored as published in the Milwaukee
terms of a sustainable mission and Journal Sentinel August 25, 2005.
vision, can contribute vastly to the city of
Milwaukee's growth and economic
development. Milwaukee offers much in
terms of natural resources, cultural
diversity, work ethic, higher education
and an environment that is ripe with
entrepreneurial prospects. As currently
the largest sustainable LEED-ND
16

21. The Brewery Project enhances these
Index of Variables Important to Young Professionals...in search of a
variables and can contribute to the city of
place to live and work Milwaukee's position in terms of
attracting and retaining young talent.
Category Description Score
Includes air quality, water quality, number of sunny days, miles Sustainable live+work+play+learn
of public parks, recreation areas, fruit and vegetable 5 environments attract people…and keep
Vitality
consumption, farmers markets and fitness centers. them there. Once thriving cities, while
based on a different business model,
exemplified the theory. Walkable
Includes diversity of employment opportunities, concentration
communities reduce crime, and a mix of
Earning of various artists per capita, distribution of occupations, venture 5
capital, business start-ups and the unemployment rate.
neighborhood types reduces and can
eliminate racial tension (see social
sustainability, page 30).
Includes the number of colleges, professional organizations,
Learning presence of young professional networks, technical schools, 4
and breakdown of population's educational attainment.
People, planet, prosperity. Social,
environmental, economic. They
Includes the percentage of population ages 18-40, median represent a holistic approach to
age, median family size, rank in ethnic and racial change, sustainable development - also referred to
Social Capital 6 as natural capitalism or the triple bottom
diversity of religious organizations, number of gay/lesbian
households, charitable donations and crime rates. line. And a very relevant element of the
social/people leg of sustainability relates
Cost of Includes average income per capita, average new home costs, to how people in a community treat each
4 other. The concept of the social piece of
Lifestyle and national cost of living index.
sustainable development can be related to
"the advancement quality of life and an
Includes number of bars and nightclubs per capita, art
After Hours 6 emphasis on equity and provision for the
galleries, theater and music venues per capita and restaurants.
least advantaged sections of present and
future generations." (Cozens) Relevant to
Includes commute times, percentage of population commuting equality and a right to an acceptable
individually vs. car pools, percentage who walk or bike to work, quality of life are the feelings of safety.
Around Town 6
percentage who take public transit, and proximity to other No community is sustainable if it is
metro areas by plane, train or automobile. subject to high levels of crime and/or
17

22. fear of crime. The city of Milwaukee, evaluation tools and building sustainable Maximize opportunities for natural
like many urban environments, offers indices should also be included a CPTED surveillance (e.g. landscaping,
opportunity to address crime and fear of or Designing Out Crime element. lighting)
crime. Encourage legitimate activity in
Perceptions or image of a community's public spaces; involve the community
Sustainable development can address sustainability and crime can greatly and organize the activity to define
"urban decay" and crime; urgent influence the reality of crime. As public and promote its preferred use
problems of the inner city as space uses are defined, as buildings and Access control to encourage use by
demonstrated throughout the world. The streets are populated and vibrant with respectful users and discourage use
Crime Prevention Through activity - people walking, bicycling, by those who may abuse the space
Environmental Design (CPTED) theory connecting - and as socioeconomic The Three D Approach
(also related to Defensible Space, diversity is accepted, a community is Designate the intended use of
Designing Out Crime) postulates that perceived as being safer. This perception, the area and associated permitted
"the proper design and effective use of in turn, brings more people who behaviors
the built environment can lead to a congregate and feel ownership of and Define the boundaries of public
reduction in the fear and incidence of care for their environment. This creates and private space
crime, and an improvement in the quality a circle of self-fulfilling prophecies of Design to support the intended
of life." (Crowe, 2000). These reduced crime. use of the space, safely and
approaches involved the use and design efficiently
of space inside and outside of buildings, Achieving safe, healthy and sustainable
how buildings are positioned in relation environments can be supported through See page 25 for sourcing.
to each other and streets/walkways/bike design by using CPTED principles.
paths, landscaping and lighting. A second Some of them include: The Brewery Project, through the nature
generation CPTED incorporates social Reduce the number of unoccupied of its adaptive reuse and redevelopment
factors and considers neighborhoods dwellings of vacant buildings, location along the
more as social ecosystems. Renovate vacant and dilapidated fringe of inner city neighborhoods and
homes site design intuitively incorporate the
The blend of CPTED and sustainable Encourage urban regeneration principles of crime reduction design tools
development may foster safer, more live- through the redevelopment of and offer incoming partners, the city of
able and sustainable urban communities: brownfield sites Milwaukee and the region the
"urban environmentalism." (Cozens) Effectively maintain and manage opportunity to capitalize on these design
Crime is within the concept of urban space: keep from theories. The Project has the potential to
sustainability. Within sustainable underutilization positively influence its surrounding
18

23. neighborhoods and as a result, The Merrimack Valley region of outreach education programs offsite to
significantly improve the socioeconomic Massachusetts is banking on the offer higher education opportunities to
sustainability of the Milwaukee region. economic development success of its the 55 and older market. Imagine
visionary focus upon the Green coupling the opportunities with
Other cities and communities throughout Chemistry industry. Green Chemistry is Milwaukee's aging segment of
the world are evaluating sustainability and the design of chemical products and population.
its positive affects on overall quality of processes that reduce or eliminate the use
life - and as a result, economic and generation of hazardous materials in
human aspects
development. Two notable examples manufacturing.15 The Merrimack Valley The Human Aspects of sustainable
within the U.S. are West Michigan and the is hopeful that the Massachusetts
environments can specifically relate to
Merrimack Valley region of universities can retain world-class talent
Massachusetts. health and well-being, productivity,
and translate the knowledge into growth
reduction in absenteeism, turnover and
and development for the region.
The West Michigan Regional Indicator biophilia/ecopsychology. Regardless of
Project,"Elements of Sustainable Quality Both are regional approaches to the building type, consideration of the
of Life"14 postulates approaches that will successfully incorporating sustainability human aspects can have a profound
improve West Michigan's quality of life and new urbanism into economic positive impact on attracting and
and be sustainable. They include: development efforts. retaining top talent and tenants. As
Create a diverse and vibrant globally- detailed in the previous sub-section,
competitive economy that gives According to recent issue of Multi- Measurable Costs and Benefits, there are
access to satisfying and rewarding Housing News, there will be 60 million tangible financial benefits that result.
work that builds household economic new housing units developed over the
well-being. next 25 years.16 Their research indicates Productivity
Develop an integrated infrastructure that the new users will desire In reference to productivity, the WBDG
connecting where we live, learn, work work+live+play+learn environments and (Whole Building Design Guides) asserts,
and play within the region and to the new urbanism density combined with "Wise use of space also means creating
world. green. Furthermore, the over 55 year old the right context for concentration,
Restore, preserve and enhance natural targeted market is experiencing a national learning, communication, and
systems. trend of seniors seeking collaboration-the building blocks of
Embrace authentic diversity and work+live+play+learn. productivity." Design elements such as
social distinctiveness and strengthen
team rooms, daylighting, and direct
the local community and cultural The University of North Carolina at
control over one's environment
identity. Chapel Hill is developing community
contribute to a more productive
19

24. workspace. It is important to design for A study completed by William Fisk and decline in absenteeism. Lockheed
flexibility as work groups and projects Arthur Rosenfeld, “Potential Nationwide estimates that this reduction in
progress. The General Services Improvements in Productivity and Health absenteeism paid for the sustainable
Administration's (GSA) report, “The From Better Indoor Environments,” design elements within one year.18
Integrated Workplace,” concludes that Lawrence Berkeley National Laboratory,
"since people are the most important May 1998 documented, “For the U.S., we Seattle City Hall's LEED-NC Gold
resource and greatest expense of any estimate potential annual savings and certified 198,000 square feet of new
productivity gains of $6 billion to $19 office space successfully enhanced human
organization, the long-term cost benefits
billion from reduced respiratory disease; capital, including a reduction in employee
of a properly designed, user-friendly
$1 billion to $4 billion from reduced turnover rate.19
work environment should be factored
allergies and asthma, $10 billion to $20
into any initial cost considerations."17 As billion from reduced sick building
the GSA's report recognizes, most Biophilia/Ecopsychology
syndrome symptoms, and $12 billion to
research on the effects of the built $125 billion from direct improvements in Edward O. Wilson, a Harvard University
environment have been in the areas of worker performance that are unrelated to entomologist, originated the "biophilia"
indoor environmental quality; thermal health. Sample calculations indicate that principle, referring to humans' "love of
comfort; air quality and lighting - and the potential financial benefits of living things" and our innate affinity with
their affect on task performance. improving indoor environments exceed nature. Ecopsychology correlates the
costs by a factor of 18 to 47.” need for connectivity with the
Health and Well-Being environment to self-destruction and the
Human health and well-being can Reduction in Absenteeism and Turnover potential for its reversal to inspire people
contribute to productive work and learn Quantitative research has concluded that to care for the planet. In March, 2001,
environments, but also attract an healthier indoor environments result in the American Journal of Preventative
increasing number of people to living reduced absenteeism and employee Medicine reviewed several studies that
space that is recognized as healthful. turnover. suggest that being in contact with nature
Construction materials with no or low -- or even looking at it -- can boost
emissions; high-efficiency and filtered Verifone, Costa Mesa, California, saw a people's health. These theories are new
ventilation; and prevention of indoor 40% drop in absenteeism due to to the built environment, but rapidly
microbial contamination can result in improved comfort resulting from the gaining ground in terms of the human
healthful indoor environmental quality company's 76,000 s.f. sustainable benefits resulting from connectivity with
that reduces the rate of respiratory renovation, and the new 600,000 s.f. high the environment.
performance Lockheed Building 157 in
disease, asthma, sick building systems and
Sunnyvale, California realized a 15%
allergy.
20

25. the design and construction of supportive of green projects. Green
site design and planning
sustainable buildings, but sustainable projects are generally viewed by
The Brewery Project demonstrates
infrastructure initiatives are relatively constituents as positive and hence
success in sustainable site design and
new. supported by elected officials.
planning through its investment in
Europe is ahead of North America in It is important to have a local
LEED-ND. Zilber, Ltd. began in designing sustainable infrastructure champion to promote greener streets
creating a site that offers potential and sustainable streets. and then partner with the City to
development partners the opportunity to Seattle, Portland, and Vancouver are deliver them.
translate those inherent design elements North America leaders in exploring Definition of what is a
into individual sustainable design projects innovative approaches to sustainable green/sustainable street has slowed
- whether certification is pursued or not. infrastructure and sustainable streets. down the process.
It has been a critical first step. Need to address multiple objectives Design charettes are a good way to
in street design (e.g., trees, incorporate sustainable design
The HSWA (Housing Strategy of pedestrians, bikes, safety, transit, principles into projects.
Western Australia) states that "Urban lightening, garbage, fire trucks, storm
development has been identified a crucial water, business needs). A summary of the outcomes can be
element of housing sustainability as street Key in developing greener streets is found at:
design, subdivision development, energy, going from "standards/uniformity." http://seattle.gov/environment/building
waste and water management design oriented thinking to "interest- _forumsummary.pdf
principles can be addressed at the land based/local innovation" thinking A matrix of all three cities' sustainability
development stage to influence Street design needs to incorporate programs are located at:
sustainable outcomes - which is not maintenance concerns. http://seattle.gov/environment/building
possible in housing planned and built in _citymatrix.pdf
Lack of money is a big problem.
previous decades."20 Sustainable streets can require
increased maintenance and The Brewery Project has initiated an
City leaders from Vancouver, Seattle and maintenance funding is already innovative, positive, public/private
Portland met in May, 2004 to increase inadequate. partnership with the city of Milwaukee in
awareness of sustainable infrastructure Most successful projects have had the redevelopment of the Pabst Brewery
and identify technical and implementation substantial community input and site. It will be imperative for the project's
issues regarding sustainable streets and many times driven by communities. overall success, on all levels, for the
streetscapes in urban areas. They found Important to have effective public momentum to continue in terms of
that: process. embracing and enhancing sustainability as
All three cities have had success with Elected officials have generally been each parcel is developed. Each tract and
21

26. individual project will have its own sediments it picks up along the way."21 Milwaukee, maintains a monthly Lake
identity and character, but the thread of Along with combined sewer overflows, Michigan monitoring program,
sustainability woven throughout The the DNR is worried about the even WATERBase.24 One objective of this
Brewery Project will bring a cohesive greater volumes of polluted runoff that program is to determine how human
outcome where the sum of the parts is carries "Milwaukee street grime" into activities are affecting water quality and
greater than the whole. The result will be Lake Michigan. the Great Lakes ecosystem.
a warm, inviting, healthful celebration of
uniqueness reflective of the city and its In the article, Joel Brammeier, then acting Sustainable design dictates that water and
neighborhoods. executive director of the Lake Michigan its relationship to building design,
Federation, states "sewage overflows are a development and operation is managed
water management known source of contamination for carefully. The Brewery community
"It is recognised that water problems cannot be Great Lakes beaches. That's something requires consideration be given to the
solved by quick technical solutions. Solutions to that we can do something about."22 water quality and quantity issues facing
the city of Milwaukee and the Milwaukee
water problems require the consideration of
In "Turning the Tide in the Great Lakes," Metropolitan Sewerage District as they
cultural, educational, communication and
researcher Kelly Kizer Whitt writes, relate to the combined sewer overflow
scientific aspects. Given the increasing political (CSO) system.
"Fertilizers, pesticides, and other
recognition of the importance of water, it is in
pollutants - from sources ranging from
the area of sustainable freshwater management large-scale construction sites to small One primary goal of The Brewery site
that a major contribution to avoid/solve water- backyard projects - all contribute to design, as developed by P3Xcel, is to
related problems, including future conflicts, can runoff and dump unneeded nutrients reduce the rate and increase the quality of
be found." into the lake. Excess nutrients trigger the stormwater runoff generated by the
growth of more algae than the system site. Less runoff means less street grime
~ The International Hydrological
Programme, a UNESCO (United Nations can absorb, creating serious problems."23 and other related pollutants directly
Educational entering Lake Michigan, and less water
Scientific and Cultural Organization) initiative According to a study by the Milwaukee entering the region's combined sewer
Metropolitan Sewerage Commission, overflow system. Less water entering the
The Wisconsin Department of Natural rainwater washing pollutants off urban CSO results in less sewage entering Lake
Resources considers runoff Wisconsin's streets and parking lots, construction Michigan. The site plan has been
biggest water quality threat and sites, and rural livestock yards and fields designed to utilize two feature techniques
"estimates that runoff threatens 40% of were the sources of 91% of fecal to meet this critical goal:
the state's streams and rivers and 90% of coliform bacteria found in waterways in Disconnect roof and surface water
its lakes with the pollutants and 2000. The University of Wisconsin, drainage systems from the existing
22

27. combined sewer system; attractions such as Discovery World, 2012. As of December 2006, 169
Direct roof and surface water Summerfest grounds and Grant Park on countries and units of government have
drainage to bioswales and porous the edge of sullied water. Imagine the adopted the Protocol. The United States
pavement areas to naturally filter potential for Bradford Beach! The and Australia have not, however many
runoff before entering Lake investment in lakefront amenities is only individual cities within the U.S. have
Michigan. as valuable as the water is clean and embraced Kyoto rules. There is some
abundant. The Brewery Project's site debate as to the usefulness of the
Technical implementation guidance for design and partnership with the city of
Protocol. And U.S. businesses are
these techniques is found beginning on Milwaukee in developing innovative,
hearing the call to address energy issues.
page 80 of the Guidelines. sustainable infrastructure will help
While eighty percent of businesses have
protect this valuable resource. The
Project can serve as a living laboratory never conducted an energy audit,25 75%
We have only begun to witness the
posturing for the battle for fresh water. and learning tool that will prove to be a of corporations surveyed identified
And the city of Milwaukee, southeastern national - and even global - increasing energy costs as a driver of
Wisconsin and Great Lakes region will all neighborhood development model for green building.26
be affected and involved in protecting the others to utilize. Hopefully, the result
Energy is the biggest consideration in
quality, use and availability of the Great will be an ever-compounding, positive
analyzing potential savings in
Lakes - the world's largest supply of impact on global water resources.
manufacturing facilities, since the
surface freshwater.
industrial sector currently accounts for
energy about one-third of all U.S. energy
The city of Milwaukee's economic
Depending upon the source, buildings are consumption at an annual cost of more
development success depends
increasingly upon Lake Michigan for a
responsible for between 36% and 45% of than $120 billion.27
energy consumption worldwide. To help
source of drinking water, the biodiversity
it brings to the region, and the beauty address growing concern relative to Locally, developers and businesses are
and recreation it brings to the lakefront. energy and climate change, The Kyoto advancing energy efficient buildings. The
Protocol, beginning effect in February Mandel Group's Domus structure claims
Imagine the Calatrava-inspired Milwaukee 2005, is an amendment to the UN to be the first eco-friendly condominium
Art Museum - the graceful, world- Framework Convention on Climate constructed in Milwaukee. The building
renowned symbol of Milwaukee - Change. The objective of the protocol is approach incorporates energy efficiency,
perched no longer on a sparkling lake. to stabalize greenhouse gas indoor environmental quality and
Imagine other lakefront located economic environmentally friendly building
concentrations; specifically, a reduction in
development and quality of life materials "to create residences of
emissions to 7% below those of 1990 by
unparalleled livability." Johnson Controls
23